As of today, you own a unit in a good location, it sounds like pretty much all major issues have been taken care, it's been updated, and you are above break even cash flow.

When my air conditioning breaks at primary residence I do not pay someone to call someone for me.

BP wont let me post the link but you can search "Investors Guide to Memhis Real Estate" anywhere you listen to podcasts and you can find the 2024 Memphis, TN Investment Zip Code Break Down episode. 

My thought was I could purchase the property, break even, and refinance in a couple years when rates hopefully come down. 

Detroit will make or break you when you try to invest.

I think I am going to break up with them  as soon as tomorrow :) 

@Summer Burke Call the water department to see if they'll cut you a break since you fixed it so quickly.

I’m based out of Seattle and initially I started analyzing deals in home turf but it is really expensive to break into Seattle market.

Fortunately this is a very rare event for me (I had a tenant break lease last December that I needed like 5 or 6 open houses at over 2 months to fill with a qualified tenant).  

Here in Reno, NV it’s has above average appreciation and break even at 30%.